Physical investing is a long term ball game, not no quick game.

Here's how I do my due diligence:1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where I think we are in the real estate cycles (financial and physical market cycles)b) Then and only then do I pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.

You should have updated the address in the lender portal to your physical address so you receive statements and late pay warnings.Only way this scenario happens is if you do none of these. 

I just can't evict, only a Sheriff can physically evict.

If it crashes hard enough, it impacts your personal finances, your relationships, and even your mental/physical health.With the exceptions of politicians and so-called charities, building wealth typically requires sacrifice and time.

Most need proximity to the city. 

They sold two appreciated duplexes in Dallas and we turned them into 8 units in Mesa, AZ with higher cash-flow, and much closer proximity to Southern California.I'll add to your Phoenix "pros" list:1) Landlord friendly rental rules2) Easy evictions in < 30 days3) Rents are rising faster (on a % basis) than many other metro areas4) Low property taxes (and the property taxes don't sky rocket after a purchase as they do in CA)5) Very low vacancy and extremely high tenant demand.

I wish someone had told me about this when I bought my first place.I run a Property Management company and would only recommend a property mgr if you are cash positive or physically cannot tend to the property.  

I look for liens that will be removed or that may stay, ownership history, platting, zoning, exit strategies, cost & profit analyses, and above all else; I physically look over the property.

Influence or control can lead to a beneficial owner even if you own little equity.Also it is 20 FT EEs AND $5M Revenue AND a physical office.